Rustico/casale in Via XXIV Maggio 13
Nel caratteristico borgo di Roccafiorita, in provincia di Messina, proponiamo in vendita un immobile indipendente da recuperare situato in Via XXIV Maggio 13, in posizione particolare tra il centro abitato e il Parco Comunale. L’immobile si sviluppa su due livelli, piano terra e piano sottostrada, per una superficie coperta complessiva di circa 98 m², oltre a terrazzo e locale...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Damp
- Windows
See what needs doing and what each job costs
At €39,000 (€398/m²), the property appears to require substantial recovery work; adding an estimated €1,100/m² brings the effective cost to about €1,498/m², far above comparable local stock. The listing does not say the condition, construction year, or energy performance, and the €6 sea distance offers only limited location value.
More on the house and the area
The old stone walls, tiled roofs, arched details, and position beside the village park give this farmhouse genuine historic potential. However, the photos show a largely derelict shell rather than a livable home, so the €39,000 price is the entry point to a substantial renovation project.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€39,000 – €57,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- This is explicitly a property to recover, with visibly deteriorated masonry, damaged sections, and no usable interior shown.
- The listing does not confirm utilities, structural soundness, roof condition, or renovation permissions.
- Access is via sloped, stepped village lanes, which may complicate construction work.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 74/100The cluster lies in the lower Alcantara valley, with the Peloritani and the first slopes of the north-eastern Sicilian hills around it. The Alcantara river and the Gole dell'Alcantara are within this area. The Parco Fluviale dell'Alcantara covers the river corridor here. Taormina is the nearest town of size nearby, with a substantial historic centre and services. This part of the valley is known for lava and river-cut landscapes, citrus and olive cultivation, and as the inland side of the Taormina area.